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ABS 2021 Census · Updated 21 May 2026
Boeill Creek is a regional centre in New South Wales, Australia, with a population of approximately 89, making it a boutique locality. Located approximately 839 km from the Sydney CBD, Boeill Creek is a regional area in New South Wales. The median household income is $124,748 per year.
Above-average earnings in Boeill Creek support sustained property values. Regional positioning means lower entry costs but potentially longer hold periods for capital gains.
Official Australia Post postcode for Boeill Creek. A postcode may cover multiple suburbs.
Australia Post Postcode Finder →Usual resident population at the most recent census.
Weekly median rent for occupied homes. Live rental data integration coming soon.
Annual median household income (before tax) across all households.
Straight-line distance from the suburb centroid to the nearest capital city CBD. Actual driving distance will be longer.
Estimated 1 school within or near this suburb.
Find schools near Boeill Creek on My School →Estimated 1 park and green spaces near this suburb.
Monthly median mortgage repayment for households currently paying off a mortgage.
Proportion of separate houses versus units, townhouses, and other home types. Useful for investors assessing rental demand mix.
Boeill Creek is a smaller community of 89 — about 2% of the New South Wales suburb median (5,325) — so investors should factor in the narrower buyer pool and longer average time-on-market. Median household income of $124,748/year runs 28% above the New South Wales suburb median of $97,552, indicating strong purchasing power and the type of demographic profile that tends to sustain premium property prices through market cycles. Median rent of $225/week (~$975/month) covers only 53% of the median mortgage of $1,842/month — the remaining $867/month must be funded from other income, so this suburb tilts toward capital growth rather than yield. Boeill Creek is 839 km from Sydney, so the local market tracks regional employment and lifestyle drivers more than CBD-driven commuter demand.
How Boeill Creek stacks up against the median of all New South Wales suburbs in our dataset. Positive values mean Boeill Creek sits above the state median; negative means below.
| Metric | Boeill Creek | NSW median | Δ vs state |
|---|---|---|---|
| Population | 89 | 5,325 | -98% |
| Median household income | $124,748/yr | $97,552/yr | +28% |
| Median rent (weekly) | $225 | $430 | -48% |
| Median mortgage (monthly) | $1,842 | $2,167 | -15% |
| Distance to CBD | 839 km | 45 km | +1764% |
| Separate houses | 64% | 76% | -12pp |
Pre-inspection briefing for Boeill Creek — every item is derived from public datasets, with full citations in our data sources page.
Limited buy-and-hold upside: a small population of 89 means liquidity is thin and capital growth tends to lag the wider New South Wales market over full cycles.
Weak cash flow: $225/week rent covers only 53% of the $1,842/month median mortgage — a $867/month gap that must be funded from other income. This suburb is a capital-growth play, not a yield play.
Only 64% of dwellings are separate houses (vs 76% NSW median) — this is a unit and townhouse market, where cosmetic flips struggle against body-corporate restrictions, thinner after-reno uplift and competing new supply.
Run the numbers on a Boeill Creek property
Scenario comparison, cash flow analysis, tax modelling, and PDF export — all in one place.
Create free account →Capital-growth expectations for Boeill Creek are modest for 2026 — incomes 28% above the NSW median of $97,552 and a population of 89 suggest gains will lag headline metro markets. Rental coverage runs at ~53% of the typical mortgage ($975/month rent vs $1,842/month repayment), meaning investors will rely on capital growth rather than yield. The EquitySight investment score of 52/100 places Boeill Creek in the mid tier of Australian suburbs we profile, and overall investor sentiment is balanced heading into the second half of 2026.
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Boeill Creek scores 52/100 on our EquitySight investment framework — a moderate rating. That score is driven by a population of 89, median household income of $124,748/year and median weekly rent of $225. Whether it fits your portfolio depends on whether you are targeting cash flow, capital growth, or a value-add renovation — all three are scored with suburb-specific numbers elsewhere on this page.
The main demand drivers in Boeill Creek are an above-state-median household income of $124,748/year, a dwelling mix that is 64% separate houses, roughly 1 schools and 1 parks within the catchment. Together these shape both owner-occupier and tenant demand and are the factors we weight most heavily in the suburb's investment score.
Boeill Creek has a usual resident population of approximately 89, compared with a New South Wales suburb median of 5,325 — placing it in the lower half of the state's suburbs by size. Population is the clearest proxy for market depth: more residents mean more transactions and typically a shorter average days-on-market on resale.
Boeill Creek sits 839 km straight-line from the Sydney CBD. This is a regional market where CBD distance is only indicative — local industry diversity and commute alternatives matter more.
The most recent census recorded a median weekly rent of $225 in Boeill Creek, equating to approximately $11,700/year in gross rental income (state median $430/week). Market rents have typically drifted above the recorded figure — verify against current listings on realestate.com.au and Domain before making an offer.
The median monthly mortgage repayment in Boeill Creek is $1,842, or approximately $22,104/year (vs $2,167/month state median). Stress-test your own borrowing at rates 1–2 percentage points above today's to make sure you can still service the loan through an RBA tightening cycle.
A median weekly rent of $225 works out to $975/month, covering 53% of the median mortgage repayment of $1,842/month. That leaves a $867/month shortfall (around $10,404/year before tax benefits), so a typical owner-occupier-priced property here is negatively geared. Actual cash flow depends on your deposit, loan terms, ownership costs and marginal tax rate — run the full numbers in our rental yield calculator.
The main risks are a thin buyer pool (89 residents), interest-rate sensitivity on the $1,842 median mortgage, the broader New South Wales market cycle. Each of these is covered in the Risk Factors section above with suburb-specific numbers rather than generic warnings.
Every number on this page comes from the ABS 2021 Census of Population and Housing, Australia Post postcode reference data, and OpenStreetMap amenity tiles. The investment score, strategy verdicts, and comparison table are computed deterministically from those inputs — no opinion, no estimation. See our full methodology and the data sources and licences for the formulas we use.